2025-08-07T15:10:18-05:00 2024-12-31 010494526 Baker Newman & Noyes PO Box 507 Portland ME 04112 990 2024-01-01 043204112 Hospitality Homes Inc HOSP 8885954678 PO Box 15265 Boston MA 02215 Marc Volpe Treasurer 8885954678 2025-08-06 1 0 Connor Smart P02285543 2078792100 2025-08-06 2024 2025-03-06 01:10:19Z Deborah Pepper PO Box 15265 Boston MA 02215 1443959 0 X www.hosp.org X 1993 MA Hospitality Homes provides temporary housing in volunteer host homes and other donated accommodations for families and friends of patients seeking care at Boston-Area medical centers. 19 19 9 120 0 0 1214286 1158747 99927 134618 24811 43504 24019 7222 1363043 1344091 0 0 0 0 590794 659998 32250 29300 129014 462187 542305 1085231 1231603 277812 112488 1586118 1809160 123782 194118 1462336 1615042 X Hospitality Homes provides temporary housing in volunteer host homes and other donated accommodations for families and friends of patients seeking care at Boston-Area medical centers. Hospitality Homes' unique, homeaway-from-home lodging option has provided a caring response as well as relief from emotional and financial challenges for these individuals and families. 0 0 911102 0 134618 Through its network of close to 120 host homes together with an increasing number of donated apartments and deep relationships with select local partner hotels and corporate furnished apartments, Hospitality Homes offers not only a comfortable bed in which to sleep, but also a compassionate presence in an unfamiliar city and a welcoming home to return to for families and friends who spend long days at the hospital, supporting their loved ones. Hospitality Homes is unique among Boston-area hospital housing programs because it is truly inclusive and open to all families, regardless of their income level, background, nationality, ethnicity, religion, gender identity, sexual orientation, ability, age, or diagnosis or medical facility of care. Over 60 percent of the program's guests have annual household incomes under $75,000, and all families are challenged with the high costs associated with serious and/or chronic illness. By providing housing at no-cost or low-cost, Hospitality Homes seeks to alleviate financial constraints and enable families to focus both their financial and emotional resources on their hospitalized loved ones. Many guests report that, without the housing that Hospitality Homes offers, their family members simply would not be able to access the life-saving or life-changing treatment they need.During 2024, we experienced a 24% increase in the number of active hosts compared to 2023, driven by the return to our program of a number of volunteer hosts that paused during the pandemic who not only returned to the program, but also increased the average number of nights they provided. In addition, we recruited 20 new hosts. We increased the number of donated and grant funded apartments from 9 to 17 by continued efforts to seek support from generous individual donors and specific grant providers to assist with our mission of health equity and to fund other non-hosted lodging options for patients with specific needs not appropriate for a host home. Since its inception in 1983, Hospitality Homes has been dedicated to providing housing and emotional support to families traveling to Boston for critical medical care. Over the last decade alone, the organization has demonstrated continued growth and impact, helping over 8,000 patients and providing more than 84,000 nights of lodging. The program has broadened its impact, increasing families served by 279% and nights provided by 231%. Over 40% of guests with long-term treatment needs return for additional nights of lodging. Another key indicator of the organization's success is the financial relief provided to patients. In 2024, Hospitality Homes saved patients about $3.7 million, and over $16 million in the past 10 years alone. 911102 1 1 0 0 0 0 0 0 0 1 1 0 0 0 0 1 1 0 0 0 0 0 0 1 1 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 1 22 0 1 9 1 0 0 0 0 0 1 1 0 0 0 0 0 0 X 19 19 0 0 1 0 0 0 0 1 1 0 0 1 1 1 1 1 1 1 1 0 MA X Deborah Pepper Executive DirectorCEO 8885954678 PO Box 15265 Boston MA 02215 Anu Advani Director 1.00 0.00 X 0 0 0 Rich Allred Director 1.00 0.00 X 0 0 0 Peter Barkan Director 1.00 0.00 X 0 0 0 Brett Chatfield Director 1.00 0.00 X 0 0 0 Rob Ettinger Director 1.00 0.00 X 0 0 0 Nevan Clancy Hanumara PhD Director 1.00 0.00 X 0 0 0 Chelsey Huffman Director 1.00 0.00 X 0 0 0 Uma Kaundinya Director 1.00 0.00 X 0 0 0 John Sean M Kenny Director 1.00 0.00 X 0 0 0 Kaarkuzhali Krishnamurthy MD Director 1.00 0.00 X 0 0 0 Monica Lussier MBA PMP Director (End Jan 2024) 1.00 0.00 X 0 0 0 Sara Nochur Director/Immediate Past Chair 1.00 0.00 X 0 0 0 Sinead Oliver Director 1.00 0.00 X 0 0 0 Kevin Orr Director 1.00 0.00 X 0 0 0 Judy E Paradis Director 1.00 0.00 X 0 0 0 Shaivalina Purohit PhD Director 1.00 0.00 X 0 0 0 Monica Fisher Chair 1.00 0.00 X X 0 0 0 Ragu Adinarayanan Vice Chair 1.00 0.00 X X 0 0 0 Marc Volpe Treasurer 2.00 0.00 X X 0 0 0 Leslie Greenfield Secretary 1.00 0.00 X X 0 0 0 Deborah Pepper Executive Director/CEO 40.00 0.00 X 154768 0 5191 Denise Duclos VP, Director of Program & Operations 40.00 0.00 X 102809 0 3752 257577 0 8943 2 0 0 0 0 186320 972427 20336 1158747 Apartment service fees 532000 134618 134618 134618 43504 43504 94182 186320 96223 -2041 -2041 12908 3645 9263 9263 1344091 134618 0 50726 159959 115171 22394 22394 393533 283343 55095 55095 13508 9726 1891 1891 51193 36859 7167 7167 41805 30099 5853 5853 65912 65912 29300 29300 140 140 6768 6768 41450 23996 17454 6755 6755 40442 33325 6571 546 3956 3956 9010 9010 Non-hosted lodging 295906 295906 Housing Services 71966 71966 1231603 911102 191487 129014 310468 307104 218745 128004 8597 3076 2495 20151 13877 13877 0 0 1015152 1259008 89217 30661 2600 1586118 1809160 89875 104901 5500 0 28407 89217 123782 194118 X 991295 990359 471041 624683 1462336 1615042 1586118 1809160 112488 40218 0 X X 0 1 X 1 0 X 679394 724205 844643 1214286 1158747 4621275 72007 140631 162447 99927 134618 609630 751401 864836 1007090 1314213 1293365 5230905 46552 52964 38080 36891 48591 223078 0 46552 52964 38080 36891 48591 223078 5007827 8163 3875 10211 24811 43504 90564 8163 3875 10211 24811 43504 90564 6074 19142 9949 24019 7222 66406 765638 887853 1027250 1363043 1344091 5387875 0.92950 0.93270 0.01680 0.01280 X RESTRICTED RESTRICTED RESTRICTED RESTRICTED RESTRICTED RESTRICTED RESTRICTED RESTRICTED 124707 124707 98667 26040 124707 98667 98667 98667 98667 98667 98667 0.00000 1.00000 0.00000 0 0 13877 13877 0 0 Operating Lease Liabilities 89217 89217 X 4746762 40218 3262585 99868 3402671 1344091 0 1344091 4594056 3262585 99868 3362453 1231603 0 1231603 Part V, Line 4: The Organization's endowment consists of an individual, donor-restricted endowment fund established to achieve the long-range goals of the Organization. Part X, Line 2: The Organization is exempt from income taxes under Section 501(c)(3) of the Internal Revenue Code. Contributions to the Organization are tax deductible under Section 170(c) of the Internal Revenue Code. In determining the recognition of uncertain tax positions, the Organization applies a more-likely-than-not recognition threshold and determines the measurement of uncertain tax positions considering the amounts and probabilities of the outcomes that could be realized upon ultimate settlement with taxing authorities. As of December 31, 2024, the Organization has no uncertain tax positions that qualify for either recognition or disclosure in the financial statements. The Organization is not currently under examination by any taxing jurisdiction. The Organization's federal and state tax returns are generally open for examination for three years following the date filed Part XI, Line 2d - Other Adjustments: Fundraising event expenses 96,223. Gaming expenses 3,645. Part XII, Line 2d - Other Adjustments: Fundraising event expenses 96,223. Gaming expenses 3,645. Form 990, Schedule D, Part XI, Line 2b, and Part XII, Line 2b: The Organization records donated goods, accommodations, and other items which pass through the Organization's programs at their estimated fair value at the date of donation. Accordingly, donated goods and accommodations of $3,292,791 and $2,964,209 for the years ended December 31, 2024 and 2023, respectively, have been recorded as both revenue and expense in the accompanying statements of activities and changes in net assets. Donations of such type primarily fall into three categories, as further described below. Donated accommodations at hosts' homes with an estimated value of $1,505,602 and $1,042,944 for the years ended December 31, 2024 and 2023, respectively, have been included in the donated goods and accommodations amount presented above. The value of these accommodations is based on 5,002 estimated equivalent hotel room nights in 2024 at a rate of $301 per night (3,584 in 2023 at a rate of $291). In addition to host home accommodations, the Organization has also been provided with the use of various apartment units, donated by landlords who might otherwise rent such units under long-term leases. The donated apartments are furnished and made available by the organization for short-term stays. Such donations have been included in the donated goods and accommodations category in the amount of $1,199,786 and $1,151,778 for the years ended December 31, 2024 and 2023, respectively. The Organization also relies upon relationships with local hotels and short-term furnished apartment providers to procure needed housing for families seeking accommodations. As a result of its strong relationships with such organizations, the Organization was able to procure accommodations at a significant discount to what would ordinarily be paid, a discount that the Organization believes to be exclusive to its housing program. This discount is treated as a donation to the Organization's housing program by the organization providing the discount. Included in donated goods and accommodations for 2024 is an amount of $530,142 representing 3,558 nights provided at a discount of approximately $149 per night (which is the result of an average per night value of $301 less an average price paid by the Organization of approximately $152). Included in donated goods and accommodations for 2023 is an amount of $702,072 representing 4,776 nights provided at a discount of approximately $147 per night (which is the result of an average per night value of $291 less an average price paid by the Organization of approximately $144). In determining the recognition of uncertain tax positions, the Organization applies a more-likely-than-not recognition threshold and determines the measurement of uncertain tax positions considering the amounts and probabilities of the outcomes that could be realized upon ultimate settlement with taxing authorities. As of December 31, 2024, the Organization has no uncertain tax positions that qualify for either recognition or disclosure in the financial statements. The Organization is not currently under examination by any taxing jurisdiction. The Organization's federal and state tax returns are generally open for examination for three years following the date filed. X X X X X X X 1 Roots Nonprofit Partners 7175 South 2870 East Salt Lake City UT 84121 Research; Analysis; Events; Grant Writing 0 368000 26800 341200 368000 26800 341200 MA Golf Tournament 153286 81596 71690 24140 15290 8747 Anniversary Dinner 44394 21902 22492 325 740 23736 18625 577 2 69534 69534 4043 267214 173032 94182 325 740 47876 33915 13367 96223 -2041 Form 990, Schedule G, Part II and Part III: From time-to-time the Organization's fundraising events may include one or more raffles or contests as part of the event to generate additional support for its charitable mission. For the period covered by this Form 990, gross receipts from all raffles and gaming activities, as defined by the IRS in the Form 990 Instructions and other guidance, did not exceed the $15,000 threshold for disclosure on Schedule G, Part III. Accordingly, this Form 990, Schedule G, Part III has been left blank, and the additional information included in this supplemental footnote is for transparency purposes only. Any gaming or raffle activities engaged in by the Organization, relative to the Organization's total gross income, are immaterial to its operations as a whole. For this tax period, it was also the Organization's understanding that any raffles or similar activities engaged in did not constitute "gaming" for purposes of any requirement to secure gaming licenses or registrations with any state or local authority. The Organization's representatives will contact the applicable municipal offices where such gaming or similar activities may occur, to ensure that this position continues to be appropriate, as required. One of the raffles conducted during this tax period was managed entirely online and with the assistance of Event Groove, a third-party fundraising, event, and raffle management service provider and platform. Event Groove charged the Organization a service fee per raffle ticket transaction. However, the final amount deposited by Event Groove to the Organization ($11,945) was already net of these fees. Accordingly, the Organization is unable to determine the exact amount paid to Event Groove to manage this raffle, and has therefore recognized the $11,945 figure as gaming income on this Form 990. Additional small dollar, nominal raffles and non-cash prize costs make up the difference between this $11,945 and the total net gaming income reported on this Form 990, Part VIII, Line 9. As noted above, as the total gross gaming and raffle income during the year did not exceed $15,000, this activity is not required to be reported on this Schedule G, Part III. No single or specific person employed by the Organization is responsible for managing the books and records of the Organization's charitable raffles, nor is any singular person designated as a "gaming manager." Rather, the Organization's development and communications manager, social media marketing coordinator, and the Organization's bookkeeper all contribute to the raffle management and recordkeeping process. Further, while these persons may assist the Organization in managing its fundraising events and initiatives may also assist from time-to-time with managing the raffles, such duties and activities are incidental to their overall role and position of employment within the Organization. If such persons are compensated by the Organization, such compensation is in relation and in return for their services in their capacity as an employee; any portion of compensation related to managing gaming activity would be de minimis in total and administratively impractical and immaterial to measure. Lastly, as part of its annual golf tournament fundraiser, the Organization hosted a "Beat the Pro" challenge and contest. For transparency purposes, the Organization is separately disclosing this contest in these supplemental footnotes on this Form 990, Schedule G. However, the Organization notes that this challenge, while a competitive and non-programmatic activity, is distinctly separate from raffles, card games, or other betting operations. Accordingly, the Organization has included the "Beat the Pro" challenge within total event revenues from the annual Golf Tournament, as detailed on this Form 990, Schedule G, Part II. Total gross revenues from the "Beat the Pro" challenge, as part of the annual Golf Tournament, were approximately $14,000. The Organization has taken the position that this activity meets IRS definitions for being a qualified fundraising event that is not gaming, and that is also excluded from unrelated business income tax. X X X 0 0 0 0 0 0 0 1 0 Deborah Pepper Executive Director/CEO 129768 0 25000 0 0 0 5191 0 0 0 159959 0 0 0 Part I, Line 7 The Organization may from time-to-time compensate qualifying persons who are also officers, directors, trustees, key employees, or highest compensated employees with a bonus, incentive pay, or other performance-based, non-fixed payment. Such payments are subject to the Organization's compensation and benefit review and approval procedures, and are awarded based on measurable metrics and goal achievements. Form 990, Part VI, Section A, line 4 For this 2024 Form 990, the Organization has revised its mission statement to read as follows: "Hospitality Homes provides temporary housing in volunteer host homes and other donated accommodations for families and friends of patients seeking care at Boston-Area medical centers. Hospitality Homes' unique, homeaway-from-home lodging option has provided a caring response as well as relief from emotional and financial challenges for these individuals and families." Form 990, Part VI, Section B, line 11b The Form 990 is prepared by an outside accounting firm. The Executive Director/CEO and Treasurer initially review the Form 990 after it is prepared by the contracted accounting firm and, upon their approval, the Form 990 is then distributed to the rest of the Board for their review and for final approval by the full Board. Form 990, Part VI, Section B, line 12c The Board Chair explains the Conflict of Interest Policy at board meetings to all board members and addresses any and all questions that the board may have at that time. The Conflict of Interest Disclosure Form is distributed to all board members at the board meeting. Any board members who are absent from the meeting are given the disclosure form electronically. Signed Conflict of Interest Disclosure Forms are collected at subsequent board meetings or are mailed to the offices of Hospitality Homes. Signed copies are kept in permanent files at the organization's corporate office. Form 990, Part VI, Section B, line 15 Officer compensation is reviewed by the board of directors. Hospitality Homes determines an appropriate wage for officer compensation by analyzing databases of the nonprofit sector. Hospitality Homes ultimately determines the amount to be paid to officers based on industry standards set by comparable tax-exempt entities relative to the officer's title, job description and responsibilities and length of service. Form 990, Part VI, Section C, line 19 The organization makes its governing documents, conflict of interest policy, and financial statements available to the public upon request. The organization's tax filings and financial statements are also available from digital resources, such as Guidestar, The Boston Foundation Online Giving Common platform, and other public access databases. Form 990, Part XII, Line 2c: The audit process has not changed from the previous year.